DRAFT FOR BOARD REVIEW

Transcription

1 DRAFT FOR BOARD REVIEW FULL RESERVE FUND STUDY OAK HALL COMMUNITY ASSOCIATION HOLLY SPRINGS, NC Prepared for: OAK HALL COMMUNITY ASSOCIATION HOLLY SPRINGS, NC & PPM, INC. Prepared by: CRITERIUM GILES ENGINEERS 7334 CHAPEL HILL RD., STE. 200 RALEIGH, NC (919) NC LIC. NO. C-2871 MARCH 12, 2018

2 CONTENTS 1.0 INTRODUCTION EXECUTIVE SUMMARY PURPOSE & SCOPE PURPOSE SCOPE SOURCES OF INFORMATION DESCRIPTION OBSERVATIONS RESERVE FUND ANALYSIS CONCLUSION LIMITATIONS APPENDIX A: RESERVE FUND PROJECTIONS... APPENDIX B: PROJECT PHOTOGRAPHS... Oak Hall Community Association

3 1.0 INTRODUCTION The Oak Hall Community Association authorized Criterium Giles Engineers to conduct a Reserve Fund Study for the Oak Hall community located in Holly Springs, North Carolina. Studies of this nature are important to ensure an association has sufficient funds for long-term, periodic capital expenditure requirements. Anticipating large expenditures over an extended period of time through a structured analysis and scheduling process assists the Association in meeting financial requirements without increasing the service fees above permitted maximums, borrowing the funds, or levying special financial assessments to the home owners. Typically, an association has two broad cash requirements: the general operating fund and the capital repair and replacement reserves. In this report, we will focus on those items falling under the capital repair and replacement reserve criteria. We have projected a capital repair and replacement reserve for twenty (20) years. The first ten years are the most reliable. Such a study should be updated every five years. This report is structured to analyze components of the facility for which the Association is responsible and to assess a useful expected life and useful remaining life to those components. The anticipated scheduled repair or replacement of the component and the anticipated expense for the activity are then analyzed in conjunction with the current capital reserves funding program for the association. Funding program recommendations are made with the objective of limiting substantial cash excesses while minimizing financial burdens that can result from significant cash inadequacies. This report is intended to be used as a tool to determine reserve fund allocation requirements for the association, to manage future Association obligations, and to inform the association of future financial needs in general. The report that follows has been prepared from the perspective of what an owner of this property would benefit from knowing. Some items, beyond those of immediate concern, may be discussed. Therefore, the report should be read in its entirety in order to fully understand all of the information that has been obtained. Oak Hall Community Association Page 1

4 2.0 EXECUTIVE SUMMARY The Oak Hall Community Association includes 495 single family homes located in. The amenity center is situated within the eastern portion of the community, off of Oakhall Drive. The Association has responsibility for the roofing, gutters, exterior façade and interior rooms/equipment of the club house building, as well as various site improvements and amenities. Amenities include a swimming pool, covered shelter, playground equipment and basketball court. Additional site improvements include the asphalt drive and parking lot, entrance signage and drainage systems. The building, common areas and grounds are generally in good condition. Based on our evaluation, the current level of funding is projected to maintain a positive reserve fund balance through the term of this study. We have provided alternatives for annual reserve contribution schedules that also provide sufficient funding to meet capital expenditure requirements in the next twenty years. A summary of these alternatives is provided below: Alternative 1: Beginning in 2020, increase the annual reserve contribution by $1,200 per year for the next six years (increase to $27,200 per year by 2026). This alternative is projected maintain a positive balance through the term of this study. Alternative 2: Beginning in 2021, increase the reserve contribution by 7% every other year for the next ten years. This alternative is projected maintain a healthy positive balance through the term of this study in addition to providing funds for elective community improvement projects. A more detailed analysis of the reserve fund has been provided in Appendix A. Some significant expenditures are expected over the term of the study. Some of the more notable examples are listed below: Repair, seal and resurface asphalt paved parking and drive aisles Re-coat pool surface and replace filtration equipment There are, of course, other capital expenditures to be expected over the next twenty years. Those items that will require attention are discussed later in this report. For your convenience, we have prepared the following summary of the condition of the major systems of the property. Oak Hall Community Association Page 2

5 3.0 PURPOSE & SCOPE 3.1 Purpose The purpose of this study is to perform a reserve fund analysis and to determine a capital needs plan. It is intended to be used as a tool for the Oak Hall Community Association in determining the allocation requirements into the reserve fund in order to meet future anticipated capital expenditures for the facilities. This report forecasts obligations for the association twenty years into the future. It should be noted that events might occur that could have an effect on the underlying component or system useful life assumptions used in this study. Likewise, inevitable market fluctuations can have an impact on component or system replacement and repair costs. Therefore, a study such as this should be updated from time to time, usually on a three to fiveyear cycle, in order to reflect the most accurate needs and obligations of the association. 3.2 Scope This study has been performed according to the scope as generally defined by Oak Hall Community Association, Criterium-Giles Engineers Inc., PPM, Inc., and the standards of the Community Associations Institute. The findings and recommendations are based on interviews with the association s management personnel; a review of available documents; and an investigation of the building and site. The Cash Flow Method of calculating reserves has been utilized, whereby contributions to the reserve fund are designed to offset the variable annual expenditures. Funding alternates are recommended which are designed to achieve a Baseline Funding goal by maintaining a positive balance for the term of the study. The guidelines used to determine which physical components within the property are to be included in the component inventory are based on the following general criteria: 1. The component must be a common element, or otherwise noted to be the responsibility of the association to replace. 2. The component must have an estimated remaining useful life of twenty years or less. As the site ages, additional components may need to be added. 3. The funding for replacement should be from one source only, not funded from another area of the budget or through a maintenance contract. 4. The cost of replacement should be high enough to make it financially unsound to fund it from the operating budget. Our reserve study analysis included evaluating the following association property: Building: The Association is responsible for maintenance of the exterior façade of the clubhouse building. The Association is also responsible for maintaining the interior finishes and fixtures of the clubhouse building. Oak Hall Community Association Page 3

6 Mechanical: The association is responsible for maintaining the mechanical equipment serving the clubhouse and amenities including water heater, pool pump and filtration equipment and plumbing/lighting systems. Site and Grounds: The Association is responsible for asphalt paving in the pool driveway and parking lot and associated concrete flatwork, entrance signage to the community and drainage systems. Amenities: The Association maintains the swimming pool and associated equipment, covered shelter, playground equipment and basketball court. The above list was obtained from the site inspection and discussions with the management firm prior to the inspection. This study estimates the funding levels required for maintaining the longterm viability of the facility. Our approach involves: 1. Examining Association managed equipment, building and site facilities. 2. Predicting their remaining service life and, approximating how frequently they will require repair or replacement. 3. Estimating repair or replacement costs (in 2018 dollars) for each capital item. 4. Using data developed in Steps 1, 2 and 3 to project Capital Reserve balances for Years 1 through 20. The statements in this report are opinions about the present condition of the subject property. They are based on visual evidence available during a diligent investigation of all reasonably accessible areas falling under the responsibility of the Association. We did not remove any surface materials, perform any destructive testing, or move any furnishings. This study is not an exhaustive technical evaluation. Such an evaluation would entail a significantly larger scope than this effort. For additional limitations, see Section Sources of Information Onsite inspections of the property occurred on the following date: February 8, 2018 The following people were interviewed during our study: Tammy Sanderford, Community Manager with PPM, Inc. The following documents were made available to us and reviewed: Wake county tax records Oak Hall Community Association Page 4

7 We based our cost estimates on some or all of the following: R.S. Means Our data files on similar projects Local contractor estimates For your reference, the following definitions may be helpful: Excellent: Component or system is in "as new" condition, requiring no rehabilitation and should perform in accordance with expected performance. Good: Component or system is sound and performing its function, although it may show signs of normal wear and tear. Some minor rehabilitation work may be required. Fair: Component or system falls into one or more of the following categories: a) Evidence of previous repairs not in compliance with commonly accepted practice, b) Workmanship not in compliance with commonly accepted standards, c) Component or system is obsolete, d) Component or system approaching end of expected performance. Repair or replacement is required to prevent further deterioration or to prolong expected life. Poor: Component or system has either failed or cannot be relied upon to continue performing its original function as a result of having exceeded its expected performance, excessive deferred maintenance, or state of disrepair. Present condition could contribute to or cause the deterioration of other adjoining elements or systems. Repair or replacement is required. Adequate: A component or system is of a capacity that is defined as enough for what is required, sufficient, suitable, and/or conforms to standard construction practices. All ratings are determined by comparison to other building of similar age and construction type. Further, some details of workmanship and materials will be examined more closely in higher quality building where such details typically become more relevant. All directions (left, right, rear, etc.), when used, are taken from the viewpoint of an observer standing in front of a building and facing it. Repair/Replacement Reserves - Non-annual maintenance items that will require significant expenditure over the life of the building. Included are items that will reach the end of their estimated useful life during the course of this forecast, or, in the opinion of the investigator, will require attention during that time. Oak Hall Community Association Page 5

8 4.0 DESCRIPTION The Oak Hall Community Association includes 495 single family homes located in. The amenity center is situated within the eastern portion of the community, off of Oakhall Drive. The Association has responsibility for the roofing, gutters, exterior façade and interior rooms/equipment of the club house building, as well as various site improvements and amenities. Amenities include a swimming pool, covered shelter, playground equipment and basketball court. Additional site improvements include the asphalt drive and parking lot, entrance signage and drainage systems. The club house facility was constructed in 1994 according to Wake County Real Estate Records. 5.0 OBSERVATIONS The following key observations were made about the current condition of the more significant and costly common elements of the property. Oak Hall Community Association Page 6 Site and Grounds The driveway leading to the amenity center and the parking area adjacent to the swimming pool is asphalt paved. The pavement generally appeared to be in fair to good condition with some areas of cracking noted. The asphalt pavements appeared to have been previously seal coated, however cracks were not filled. Crack severity ranged from minor to moderate, and no significant structural degradation was noted. Typically, we recommend the application of an oil resistant sealant to all asphalt paved surfaces on an approximately 7-year cycle. At this same time, all cracks and potholes should be properly filled, patched, and sealed. We have allocated funds to fill cracks, seal coat and stripe the asphalt pavement on a 7-year cycle beginning in If sealant and crack repairs are accomplished in the interim, we anticipate the asphalt paving in the parking lot to have an estimated remaining useful life of approximately 20 years. We have allocated funds to resurface the asphalt paving in The parking lot is surrounded by concrete curb and gutter. The curbing appeared aged, with weathering resulting in exposed aggregate in several areas. We also observed cracking in limited sections of the concrete curb and gutter. It is likely that over time, sections of the curbing will require repair. We have allocated funds for replacement of concrete curbing as required and have assumed that 5% of the curbing will require replacement every 8 years beginning in Concrete sidewalks lead from the parking lot to the clubhouse building. The basketball court and the pool deck are also comprised of concrete. We observed minor to moderate cracking in several areas at the basketball court, and minor cracking within limited sections of the concrete sidewalks. Additionally, there is a crack that runs the length of the left (south) side of the pool. This was noted in our previous Reserve Study (2013), and review of the previous photographs indicate some minor propagations and

9 associated spalling have occurred since the previous study was performed. In addition, portions of saw-cut control joints in the concrete pool deck have deteriorated sealant which has recessed into the joints. We previously recommended installation of a sealant with appropriately sized backer rod at these locations. A small patch repair was noted in the pool deck below the covered area of the pool building. It is likely that due to differential settlement and cracking, sections of the concrete flatwork will require periodic repair. We have allocated funds for repair/replacement of concrete surfaces as required and have assumed that 5% of the surfaces will require replacement every 8 years beginning in We anticipate the need to improve/maintain drainage in common area drainage systems by re-cutting swales, adding riprap and/ or repairing erosion. We have allocated funds for improvements to the overall drainage system on an eight-year cycle beginning in Anodized aluminum fencing has been installed around the swimming pool. The fencing generally appeared to be in good to fair condition and has an expected useful life beyond the term of this study. Some staining and minor surface corrosion was noted at several locations. To protect against these conditions, the fencing will require periodic painting to extend its useful life. We have allocated funds to repair sections of the fencing and paint the fencing on a 15-year cycle beginning in Coated chain link fencing was previously installed around the perimeter of the basketball court. This fencing has been removed since the previous study. We are unaware of any plans to install new fencing, and we have not allocated funds to install new fencing around the tennis court. We observed stone veneer entrance monuments with precast caps and composite inlay plaques at entrances to sections of the community, and at the two main entrances off Main Street. Low voltage lighting was noted at the entrance signage. A stone sign with painted inlay on a wood-framed support structure is located at the entrance to the Amenity Center off Oak Hall Drive. The stone and precast structures have expected useful lives beyond the term of this study. However minor repairs to the mortar and stone work and replacement of the composite plaques will likely be required. We have allocated funds to repair/replace 1/2 of the signage and lighting systems every 8 years beginning in The grounds around the clubhouse are served by landscape irrigation systems. We have allocated funds to repair the common area irrigation systems on a 12-year cycle beginning in A painted bike rack is installed near the pool building. The bike rack was generally in good condition, and should last beyond the term of this study. Oak Hall Community Association Page 7

10 Building Exterior The clubhouse building exterior is primarily clad in Masonite siding with wood trim. The picnic shelter has limited sections of painted siding on the gable ends. The exterior of the buildings was generally in good to fair condition with some areas of peeling paint and nail pops noted. We have allocated funds to repair and paint the exterior surfaces of the buildings on a 7- year cycle beginning in The pitched roof surfaces over the clubhouse and shelter are covered in three-tab asphaltic fiberglass shingles. Roof surfacing is applied over plywood roof sheathing, and appears to be in generally fair condition, with some areas of discolorations due to age/weathering. The roof appears to be original to the building construction (1994). Typically, this type of roofing surface will last approximately twenty to twenty-five years. We strongly recommend that any re-roofing project closely follow procedures outlined by the National Roofing Contractors Association s Roofing and Waterproofing Manual, most recent edition. A re-roofing sequence should include removal of the existing roofing material, replacement of any inadequate roof sheathing, replacement of any damaged flashing, and replacement of drip edge components. We have allocated funds to replace the clubhouse roof shingles in According to previous discussions with the Community Manager, the shelter was built in 2007; therefore, we have included funds to replace the roof in Note that minor repairs to the roofing will likely be required in the interim; we have assumed these repairs would be funded from a general operating budget. Gutters and downspouts are in generally fair to good condition, but should be replaced with the scheduled roof replacement. There are four dormer windows on the front of the clubhouse building. One window is cracked and should be replaced. We have assumed that damaged window will be repaired out of the operating budget. Because the windows serve unconditioned attic space, replacement is beyond the scope of this study. Building Interiors The pool building restroom walls are comprised of painted drywall and metal panels in the shower stalls. The restrooms include urinals (men s room), toilets, partitions and sinks with laminate surface countertops. The partitions and restroom fixtures generally appeared to be in good to fair condition. Minor corrosion buildup was noted at the metal doors to each restroom. We have allocated funds to refurbish and replace the restroom fixtures on a 15-year cycle beginning in It is assumed that the drinking fountain will be maintained out of the general operating budget. Oak Hall Community Association Page 8

11 Mechanical The pool building restrooms are served by a 40-gallon electric State Industries water heater that was manufactured in Some corrosion was noted at the base of the water heater. Water heaters have an expected useful life of approximately years. Due its age, we have allocated funds to replace the water heater in The pool pump and filtration equipment includes a 7.5 horsepower pump and three Aquatech sand filters serving the main pool. Pump and filtration equipment is typically repaired/replaced as it fails. We have allocated funds to repair/replace components of this equipment on a 3-year cycle beginning in Entry to the pool is secured via a card reader (fob) system at the entrances. These systems typically require repairs or upgrades on a 5-10 year cycle. We have allocated funds to repair/upgrade the access control systems on an 8-year cycle beginning in Several security cameras are attached to the clubhouse structure. The monitoring device for these cameras was located in one of the locked areas on the right side of the clubhouse. We have included funds to repair/replace components of this system on a 5-year cycle beginning in 2022 (corresponding to the upgrades of the card reader system). There are several lighting fixtures and ceiling fans serving the clubhouse. We have allocated funds to replace groups of these fixtures on a 4-year cycle beginning in The Association is also responsible for the entire plumbing, electrical, and mechanical systems at the pool building that have life expectancies that exceed the term of this study. Significant repairs may be required over the term, and we have included a moderate contingency budget for these repairs to be performed circa It is assumed that exterior parking lot lighting is owned and maintained by Progress Energy. Amenities The swimming pool was previously reported to have been resurfaced in 2011 and appeared to be in good condition. Minor cracking (hairline thickness) was observed in some areas. Re-coating and tile repair will be required on an approximately year cycle. We have allocated funds to re-coat the pool surface beginning in Pool furnishings include chaise lounges and chairs, tables, and umbrellas in addition to stainless steel handrails and lifeguard stands and mounted stone combination tables. We have allocated funds to replace approximately 1/3 of the pool furniture every 3 years beginning in While the basketball goal support structure has a useful life beyond the Oak Hall Community Association Page 9

12 term of this study, we have allocated funds to replace the back board and rim on a 25-year cycle beginning in The previous Reserve Study indicated a tile playing surface was installed at the basketball court. At the time of the field inspection, the basketball court had a bare concrete surface (discussed above). We have not been informed of any plans to install a new court surface and have assumed that the concrete surface will remain. We have not allocated funds to install a new court surface. The playground equipment consists of two climbing structures with slides, a swing set, three metal benches and two metal picnic tables. The playground equipment was reportedly installed in The metal benches and picnic tables appeared to be relatively new. The playground equipment exhibited some signs of aging, with minor surface corrosion and peeling paint. We estimate the remaining life of the playground equipment to be approximately 5 to 7 years. We have allocated funds to replace this equipment in Note that the wood landscaping borders and mulch around the playground equipment will need periodic repair and refurbishment. We have assumed this relatively minor expense would be funded from an annual maintenance budget. 6.0 RESERVE FUND ANALYSIS Using software developed by Criterium Engineers and KPMG Peat Marwick, we have analyzed capital reserves draw-down for the projected capital expenditures to determine the amount needed. The following is a projected reserve fund analysis for non-annual items as discussed in the report. This projection takes into consideration a reasonable return on invested moneys and inflation. Please review this thoroughly and let us know of any changes that may be desired. The intent of this reserve fund projection is to help the Association develop a reserve fund to provide for anticipated repair or replacements of various system components during the next twenty years. The capital items listed are those that are typically the responsibility of the Association and are derived from a list provided the Association with several items added as a result of the inspection. However, association bylaws vary, and therefore, which components are the responsibilities of the owner and which are the responsibilities of the Association can vary. The Association should confirm that the items listed should be financed by the reserve fund. This projection provides the following: An input sheet that defines all the criteria used for the financial alternatives, including the assumed inflation rate of 3% annually and rate of return on deposited reserve funds of 1.5% annually. A table that lists anticipated replacement and/or repair items complete with estimated remaining life expectancies, projected costs of Oak Hall Community Association Page 10

13 replacement and/or repair, a frequency in years of when these items require replacement and/or repair, and a projection based on this frequency. A table and graph that represent end of year balances versus capital expenditures based on your current funding program and reserve balances, and alternatives to your current program. The provided graphs illustrate what effects the funding methods will have over the presented twenty-year period versus the anticipated capital expenditures. Note that based on our developed list of capital items and taking inflation into account; the current funding level is adequate. The Association should bear in mind that unanticipated expenditures can always arise and maintenance of a significant reserve fund balance can be viewed as a way to avoid special assessments. We have included alternatives to your current reserve funding program and recommend that the board adopt an alternative that best reflects the objectives of the association. In summary they are as follows: Current Reserve Funding Rate: $20,000 per year ($1,667 per month) Current Reserve Balance: $190, (projected 1/1/2019 balance) Alternative 1: Beginning in 2020, increase the annual reserve contribution by $1,200 per year for the next six years (increase to $27,200 per year by 2026). This alternative is projected maintain a positive balance through the term of this study. Alternative 2: Beginning in 2021, increase the reserve contribution by 7% every other year for the next ten years. This alternative is projected maintain a healthy positive balance through the term of this study in addition to providing funds for elective community improvement projects. Alternative 3: Note we do not endorse this alternative as special assessments are not a preferred method of funding reserves. The Association current funding levels do not warrant a special assessment. Please note that the reserve fund study does not include typical annual maintenance items. Our assumption is that you already have an annual operating budget that provides for these typical, repetitive items. This includes miscellaneous repairs, lawn and grounds maintenance, routine minor painting, etc. We have focused on those significant, non-annual items where careful financial planning is important. Finally, please note that the estimates we have developed are based on 2018 dollars. Our reserve fund study does adjust for an estimated annual inflation and a given return on investment assuming that the indicated fund balances are maintained. Oak Hall Community Association Page 11

14 7.0 CONCLUSION The alternatives provided above will provide sufficient funding to meet estimated capital expenditures during the next twenty years. Further detail of the reserve fund analysis is provided in Appendix A. 8.0 LIMITATIONS The observations described in this study are valid on the date of the investigation and have been made under the conditions noted in the report. We prepared this study for the exclusive use of the Oak Hall Community Association. Criterium-Giles Engineers Inc. does not intend any other individual or party to rely upon this study without our express written consent. If another individual or party relies on this study, they shall indemnify and hold Criterium-Giles Engineers Inc. harmless for any damages, losses, or expenses they may incur as a result of its use. This study is limited to the visual observations made during our inspection. We did not remove surface materials, conduct any destructive or invasive testing, move furnishings or equipment, or undertake any digging or excavation. Accordingly, we cannot comment on the condition of systems that we could not see, such as buried structures and utilities, nor are we responsible for conditions that could not be seen or were not within the scope of our services at the time of the investigation. We did not undertake to completely assess the stability of the building or the underlying foundation soil since this effort would require excavation and destructive testing. Likewise, this is not a seismic assessment. We did not investigate the following areas: Buried utilities or infrastructure Concealed structural members or systems We do not render an opinion on uninvestigated portions of the property. We did not perform any computations or other engineering analysis as part of this evaluation, nor did we conduct a comprehensive code compliance investigation. This study is not to be considered a warranty of condition, and no warranty is implied. The appendices are an integral part of this report and must be included in any review. Members of the Criterium-Giles Engineers team working on this reserve study are not members of, or otherwise associated with the association. Criterium-Giles Engineers has disclosed any other involvement with the association that could result in conflicts of interest. Information provided by the official representative of the association regarding financial, physical, quantity, or historical issues, will be deemed reliable by Criterium-Giles Engineers. The reserve balance presented in the Reserve Study is based upon information provided and was not audited. Information provided about reserve projects will be considered reliable. Any on-site inspection should not be considered a project audit or quality inspection. Criterium-Giles Engineers is not aware of any additional material issues which, if not disclosed, would cause a distortion of the association s situation. Oak Hall Community Association Page 12

15 In our Reserve Fund Analysis, we have provided estimated costs. These costs are based on our general knowledge of building systems and the contracting and construction industry. When appropriate, we have relied on standard sources, such as Means Building Construction Cost Data, to develop estimates. However, for items that we have developed costs (e.g.: structural repairs), no standard guide for developing such costs exists. Actual costs can vary significantly, based on the availability of qualified contractors to do the work, as well as many other variables. We cannot be responsible for the specific cost estimates provided. We have performed no design work as part of this study, nor have we obtained competitive quotations or estimates from contractors as this also is beyond the scope of the project. The actual cost to remedy deficiencies and deferred maintenance items that we have identified may vary significantly from estimates and competitive quotations from contractors. If you have any questions about this study or the reserve fund analysis, please feel free to contact us. Thank-you for the opportunity to be of assistance to you. Respectfully submitted, Andrew D. Crook, PE Project Engineer Criterium-Giles Engineers Inc. Christopher A. Flythe, PE, RS Principal Engineer Criterium-Giles Engineers Inc. Oak Hall Community Association Page 13

16 Appendix A: RESERVE FUND PROJECTIONS

17 Appendix B: PROJECT PHOTOGRAPHS

18 Itemized Worksheet Full Capital Item Reserve Frequency Remaining Funding To Be Replaced Quantity Unit cost Requirement (*) (yrs**) Life (yrs) Balance Information Source Site Seal and stripe asphalt pavements 3,100 SY $2.00 $6, $5, Resurface asphalt pavements 3,100 SY $16.00 $49, $34, Repair sections of concrete curb and gutter 50 LF $45.00 $2, $2, Approx. 5% every 8 years Repair sections of concrete flatwork 65 SY $95.00 $6, $6, Approx. 5% every 8 years (includes basketball court) Allocation for common area drainage improvements 1 LS $3, $3, $3, Paint aluminum fencing around pool 400 LF $12.00 $4, $4, Repair community signage 5 EA $ $3, $2, Repair / replace common area irrigation systems 1 LS $3, $3, $2, Building Exterior Replace pool building roof and gutters 17 SQ $ $4, $4, Paint building exterior siding and trim 1 LS $4, $4, $4, Replace picnic shelter roof 8 SQ $ $2, $ Building Interior Refurbish pool building restrooms 2 EA $5, $10, $6, Mechanical Replace water heater 1 EA $1, $1, $1, Replace pool pump and filtration equipment 1 LS $4, $4, $3, Upgrade card (fob) entrance system 1 LS $5, $5, $3, Upgrade clubhouse security system 1 LS $5, $5, $3, Replace pool house ceiling fixtures 5 EA $ $1, $ Approx. 50% every 4 years Plumbing/electrical contingency 1 LS $10, $10, $2, Amenities Re-plaster pool surface 3,000 SF $16.00 $48, $32, Replace portions of pool furnishings 30 EA $ $6, $4, Approx. 1/3 every 3 years Replace basketball backboard and rim 1 EA $3, $3, $1, Replace playground equipment 1 LS $40, $40, $30, Other Total Over Term $421, * Costs are typically 10%± ** Reserve study is based on a 20 year projection of non-annual maintenance Totals $224, $158, Criterium Engineers Page 1 of 11 3/12/2018

19 Annual Expense By Year Year: Year Number: Site Seal and stripe asphalt pavements 0 6, , ,200 Resurface asphalt pavements , Repair sections of concrete curb and gutter 2, , Repair sections of concrete flatwork 6, , Allocation for common area drainage improvements 0 3, , Paint aluminum fencing around pool 4, ,800 Repair community signage 0 0 3, , Repair / replace common area irrigation systems , ,500 Building Exterior Replace pool building roof and gutters 0 4, Paint building exterior siding and trim 4, , ,500 0 Replace picnic shelter roof , Building Interior Refurbish pool building restrooms , Mechanical Replace water heater 0 1, , Replace pool pump and filtration equipment 0 4, , , , , Upgrade card (fob) entrance system , , Upgrade clubhouse security system , , Replace pool house ceiling fixtures 0 0 1, , , ,250 0 Plumbing/electrical contingency ,000 Amenities Re-plaster pool surface , Replace portions of pool furnishings 0 6, , , , , Replace basketball backboard and rim , Replace playground equipment , Other Total Costs 17,725 26,460 4,250 13,500 58, ,850 15,000 14,625 3,500 14,750 13, ,240 5,750 24,500 Total Costs Adjusted For 3% Inflation 17,725 27,254 4,509 14,752 65, ,420 18,448 18,527 4,567 19,823 17, ,912 8,697 38,170 Criterium Engineers Page 2 of 11 3/12/2018

20 Annual Expense By Year Year: Year Number: Site Seal and stripe asphalt pavements Resurface asphalt pavements Repair sections of concrete curb and gutter Repair sections of concrete flatwork Allocation for common area drainage improvements Paint aluminum fencing around pool Repair community signage Repair / replace common area irrigation systems Building Exterior Replace pool building roof and gutters Paint building exterior siding and trim Replace picnic shelter roof Building Interior Refurbish pool building restrooms Mechanical Replace water heater Replace pool pump and filtration equipment Upgrade card (fob) entrance system Upgrade clubhouse security system Replace pool house ceiling fixtures Plumbing/electrical contingency Amenities Re-plaster pool surface Replace portions of pool furnishings Replace basketball backboard and rim Replace playground equipment Other Total Costs Total Costs Adjusted For 3% Inflation , , , , , , , , , , , , ,925 3,500 4,250 20, ,395 5,785 7,235 35,947 Criterium Engineers Page 3 of 11 3/12/2018

21 Reserve Study Worksheet General Information: 1 Organization: Oak Hall Community Association 2 Address: Oakhall Drive 3 Number of Units Age of Building (in years) 24 5a Study Period (in years) 20 5b Normal Fiscal Year starts: January 1, c Partial Fiscal Year starts: January 1, d Partial Year Length: 12 months 6 Site Inspection Date February 8, Reserve Funds at start $190,687 8 Rate of Return on invested Reserve Funds (%) 1.5% 9 Inflation Rate (%) 3.0% 10 Current Funding Levels Existing Funding Levels Total/Month Total Annual Per Unit/Month Per Unit/Year Reserve Fund Contribution... $1,667 $20,000 $3.37 $40.40 Years Out Total Annual Per Unit Planned Special Assessment... 0 $0 $0 Balance Computed... $78, Alternative Reserve Fund Contribution Alternative 1 Level Funding with Steps Total/Month Total Annual Per Unit/Month Per Unit/Year Monthly Amount, (First Year)... $1,667 $20,000 $3.37 $40.40 Monthly Amount, (Last Year)... $2,267 $27,200 $4.58 $54.95 Balance Required Final Year... $27,700 Special Assessments: Years Out Total/Year Per Unit First Assessment... 0 $0 $0 Second Assessment... 0 $0 $0 Balance Computed... $213,983 Alternative 2 Escalating Funding at 7% per Year Total/Month Total Annual Per Unit/Month Per Unit/Year Monthly Amount, (First Year)... $1,667 $20,000 $3.37 $40.40 Monthly Amount, (Last Year)... $2,338 $28,051 $4.72 $56.67 Balance Required Final Year... $27,700 Base Escalation % % Special Assessments: Years Out Total/Year Per Unit First Assessment... 0 $0 $0 Second Assessment... 0 $0 $0 Balance Computed... $202,267 Alternative 3 Escalating Funding with Special Assessments Total/Month Total Annual Per Unit/Month Per Unit/Year Monthly Amount, (First Year)... $0 $0 $0.00 $0.00 Monthly Amount, (Last Year)... $0 $0 $0.00 $0.00 Balance Required Final Year... $27,700 Base Escalation % % Special Assessments: Years Out Total/Year Per Unit First Assessment... 0 $0 $0 Second Assessment... 0 $0 $0 Balance Computed... Criterium Engineers ($352,201) Page 4 of 11 3/12/2018

22 Itemized Graph Categories Totals Site $129,575 Building Exterior $20,500 Building Interior $10,000 Mechanical $80,750 Amenities $181,000 Other $0 Total $421,825 Other, $0 Itemized Graph Site, $129,575 Building Exterior, $20,500 Building Interior, $10,000 Amenities, $181,000 Mechanical, $80,750 Site Building Exterior Building Interior Mechanical Amenities Other Criterium Engineers Page 5 of 11 3/12/2018

23 Existing Funding Levels Beginning Year Reserve Fund Fee Special Investment Capital Ending Year Number Balance Revenue Assessments Earnings Expenditures Balance $190,687 $20,000 $0 $2,894 $17,725 $195, $195,856 $20,000 $0 $2,829 $27,254 $191, $191,432 $20,000 $0 $3,104 $4,509 $210, $210,027 $20,000 $0 $3,229 $14,752 $218, $218,504 $20,000 $0 $2,590 $65,842 $175, $175,252 $20,000 $0 $2,929 $0 $198, $198,180 $20,000 $0 $1,466 $120,420 $99, $99,227 $20,000 $0 $1,512 $18,448 $102, $102,290 $20,000 $0 $1,556 $18,527 $105, $105,320 $20,000 $0 $1,811 $4,567 $122, $122,565 $20,000 $0 $1,841 $19,823 $124, $124,583 $20,000 $0 $1,899 $17,995 $128, $128,487 $20,000 $0 $2,227 $0 $150, $150,714 $20,000 $0 $2,247 $20,912 $152, $152,049 $20,000 $0 $2,450 $8,697 $165, $165,802 $20,000 $0 $2,214 $38,170 $149, $149,846 $20,000 $0 $937 $107,395 $63, $63,388 $20,000 $0 $1,164 $5,785 $78, $78,767 $20,000 $0 $1,373 $7,235 $92, $92,905 $20,000 $0 $1,154 $35,947 $78,112 Criterium Engineers Page 6 of 11 3/12/2018

24 Existing Funding Levels Beginning Balance as of start of year beginning Jan 2019: $190,687 CONTRIBUTIONS SPECIAL ASSESSMENTS AMOUNT Totals $20, per year Per Year $0 Per Unit $0 $40.40 per unit per year $1, per month $3.37 per unit per month Projected Annual Funding and Expenditures: Year: Year Number: End of Year Reserve Fund Balance 195, , , , , ,180 99, , , , , , , , ,802 Capital Expenditures: 17,725 27,254 4,509 14,752 65, ,420 18,448 18,527 4,567 19,823 17,995-20,912 8,697 Total Revenue (all sources) 22,894 22,829 23,104 23,229 22,590 22,929 21,466 21,512 21,556 21,811 21,841 21,899 22,227 22,247 22,450 Year: Year Number: End of Year Reserve Fund Balance 149,846 63,388 78,767 92,905 78,112 Capital Expenditures: 38, ,395 5,785 7,235 35,947 Total Revenue (all sources) 22,214 20,937 21,164 21,373 21,154 Existing Funding Levels 250, , ,000 Dollars 100,000 50, Funding Years Criterium Engineers Page 7 of 11 3/12/2018

25 Alternative 1: Level Funding with Steps Beginning Year Reserve Fund Fee Special Special Investment Capital Ending Year Number Balance Revenue Assessments 1 Assessments 2 Earnings Expenditures Balance $190,687 $20,000 $0 $0 $2,894 $17,725 $195, $195,856 $21,200 $0 $0 $2,847 $27,254 $192, $192,650 $22,400 $0 $0 $3,158 $4,509 $213, $213,699 $23,600 $0 $0 $3,338 $14,752 $225, $225,885 $24,800 $0 $0 $2,773 $65,842 $187, $187,616 $26,000 $0 $0 $3,204 $0 $216, $216,820 $27,200 $0 $0 $1,854 $120,420 $125, $125,454 $27,200 $0 $0 $2,013 $18,448 $136, $136,219 $27,200 $0 $0 $2,173 $18,527 $147, $147,066 $27,200 $0 $0 $2,545 $4,567 $172, $172,244 $27,200 $0 $0 $2,694 $19,823 $182, $182,316 $27,200 $0 $0 $2,873 $17,995 $194, $194,394 $27,200 $0 $0 $3,324 $0 $224, $224,918 $27,200 $0 $0 $3,468 $20,912 $234, $234,674 $27,200 $0 $0 $3,798 $8,697 $256, $256,974 $27,200 $0 $0 $3,690 $38,170 $249, $249,694 $27,200 $0 $0 $2,542 $107,395 $172, $172,041 $27,200 $0 $0 $2,902 $5,785 $196, $196,358 $27,200 $0 $0 $3,245 $7,235 $219, $219,568 $27,200 $0 $0 $3,162 $35,947 $213,983 Criterium Engineers Page 8 of 11 3/12/2018

26 Alternative 1: Level Funding with Steps Beginning Balance as of start of year beginning Jan 2019: $190,687 CONTRIBUTIONS SPECIAL ASSESSMENTS SETTINGS (analyzed by year) FIRST YR LAST YR Totals Starting amount ($): $20, $27, per year First Per Year $0 Per Unit $0 Increment by ($): 100 $40.40 $54.95 per unit per year Second Per Year $0 Per Unit $0 Every 1 year $1, $2, per month Frequency: 6 time $3.37 $4.58 per unit per month Projected Annual Funding and Expenditures: Year: Year Number: End of Year Reserve Fund Balance 195, , , , , , , , , , , , , , ,974 Capital Expenditures: 17,725 27,254 4,509 14,752 65, ,420 18,448 18,527 4,567 19,823 17,995-20,912 8,697 Total Revenue (all sources) 22,894 24,047 25,558 26,938 27,573 29,204 29,054 29,213 29,373 29,745 29,894 30,073 30,524 30,668 30,998 Year: Year Number: End of Year Reserve Fund Balance 249, , , , ,983 Capital Expenditures: 38, ,395 5,785 7,235 35,947 Total Revenue (all sources) 30,890 29,742 30,102 30,445 30,362 Alternative 1: Level Funding with Steps 300, , ,000 Dollars 150, ,000 50, Funding Years Criterium Engineers Page 9 of 11 3/12/2018

27 Alternative 2: Escalating Funding at 7% per Year Beginning Year Reserve Fund Fee Special Special Investment Capital Ending Year Number Balance Revenue Assessments 1 Assessments 2 Earnings Expenditures Balance $190,687 $20,000 $0 $0 $2,894 $17,725 $195, $195,856 $20,000 $0 $0 $2,829 $27,254 $191, $191,432 $21,400 $0 $0 $3,125 $4,509 $211, $211,448 $21,400 $0 $0 $3,271 $14,752 $221, $221,367 $22,898 $0 $0 $2,676 $65,842 $181, $181,099 $22,898 $0 $0 $3,060 $0 $207, $207,057 $24,501 $0 $0 $1,667 $120,420 $112, $112,805 $24,501 $0 $0 $1,783 $18,448 $120, $120,641 $26,216 $0 $0 $1,925 $18,527 $130, $130,255 $26,216 $0 $0 $2,279 $4,567 $154, $154,183 $28,051 $0 $0 $2,436 $19,823 $164, $164,847 $28,051 $0 $0 $2,624 $17,995 $177, $177,527 $28,051 $0 $0 $3,084 $0 $208, $208,661 $28,051 $0 $0 $3,237 $20,912 $219, $219,038 $28,051 $0 $0 $3,576 $8,697 $241, $241,967 $28,051 $0 $0 $3,478 $38,170 $235, $235,326 $28,051 $0 $0 $2,340 $107,395 $158, $158,321 $28,051 $0 $0 $2,709 $5,785 $183, $183,296 $28,051 $0 $0 $3,062 $7,235 $207, $207,174 $28,051 $0 $0 $2,989 $35,947 $202,267 Criterium Engineers Page 10 of 11 3/12/2018

28 Alternative 2: Escalating Funding at 7% per Year Beginning Balance as of start of year beginning Jan 2019: $190,687 CONTRIBUTIONS SPECIAL ASSESSMENTS SETTINGS (analyzed by year) FIRST YR LAST YR Totals Starting amount ($): $20, $28, per year First Per Year $0 Per Unit $0 Increment by (%): 7 $40.40 $56.67 per unit per year Second Per Year $0 Per Unit $0 Step (%): $1, $2, per month Every 2 year $3.37 $4.72 per unit per month Frequency: 5 time Projected Annual Funding and Expenditures: Year: Year Number: End of Year Reserve Fund Balance 195, , , , , , , , , , , , , , ,967 Capital Expenditures: 17,725 27,254 4,509 14,752 65, ,420 18,448 18,527 4,567 19,823 17,995-20,912 8,697 Total Revenue (all sources) 22,894 22,829 24,525 24,671 25,574 25,958 26,168 26,284 28,141 28,494 30,487 30,675 31,135 31,288 31,627 Year: Year Number: End of Year Reserve Fund Balance 235, , , , ,267 Capital Expenditures: 38, ,395 5,785 7,235 35,947 Total Revenue (all sources) 31,529 30,391 30,760 31,113 31,040 Alternative 2: Escalating Funding at 7% per Year 300, , ,000 Dollars 150, ,000 50, Funding Years Criterium Engineers Page 11 of 11 3/12/2018

29 Location: Photo Taken by: Date: Oak Hall Community Andrew D. Crook, PE February 8, 2018 Stone veneer monument at entrance to community. 1 Stone signage at amenity center entrance. 2

30 Location: Photo Taken by: Date: Oak Hall Community Andrew D. Crook, PE February 8, 2018 View of asphalt pavement leading to pool building. 3 Typical cracking in asphalt pavement 4

31 Location: Photo Taken by: Date: Oak Hall Community Andrew D. Crook, PE February 8, 2018 Concrete curbing is aged, with visible aggregate at surface. 5 Typical cracking in concrete sidewalks. 6

32 Location: Photo Taken by: Date: Oak Hall Community Andrew D. Crook, PE February 8, 2018 View at concrete basketball court. 7 Typical cracking in concrete basketball court. 8

33 Location: Photo Taken by: Date: Oak Hall Community Andrew D. Crook, PE February 8, 2018 View of pool building from rear 9 Typical cracking in concrete pool deck. 10

34 Location: Photo Taken by: Date: Oak Hall Community Andrew D. Crook, PE February 8, 2018 Aged and deteriorated sealant within sawcut control joint in concrete pool deck. 11 Aluminum fencing around pool deck is aged and requires painting to extend its useful life. 12

35 Location: Photo Taken by: Date: Oak Hall Community Andrew D. Crook, PE February 8, 2018 Pool building roof exhibiting signs of aging. Also note broken window at dormer. 13 General view of covered picnic shelter. Roof is in generally good condition. 14

36 Location: Photo Taken by: Date: Oak Hall Community Andrew D. Crook, PE February 8, 2018 Typical view of Masonite siding at pool building. Painting is recommended in the near term. 15 Typical view of restrooms in pool building. 16

37 Location: Photo Taken by: Date: Oak Hall Community Andrew D. Crook, PE February 8, 2018 Typical view of restroom stall in pool building. 17 Metal door to pool building restroom has minor surface corrosion. 18

38 Location: Photo Taken by: Date: Oak Hall Community Andrew D. Crook, PE February 8, 2018 Corrosion at base of water heater. 19 View of pool filtration equipment. 20

39 Location: Photo Taken by: Date: Oak Hall Community Andrew D. Crook, PE February 8, 2018 Playground equipment near picnic shelter. 21 Playground equipment and climbing structure near picnic shelter. 22

40 Location: Photo Taken by: Date: Oak Hall Community Andrew D. Crook, PE February 8, 2018 Playground equipment exhibiting signs of aging. 23 Security cameras at picnic shelter. 24